Property ID: 7610898064
15 Tulip Dr, Gretna, LA, 70053
Gretna, LA
Money Down: $47,976
CoC Return: 4.76%
Monthly Cash Flow: $190
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$39,980
Closing Costs
$7,996
Total Down
$47,976
Investment Snapshot
Purchase Price
$199,900
Money Down
$47,976
Cash-on-Cash Return
4.76%
Rent
$1,688
Monthly Cash Flow
$190
Annual Cash Flow
$2,282
Debt Service / Mo
$1,064
Property Tax / Mo
$126
Insurance / Mo
$139
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,688
Payment Standard
$1,983
Rent
$1,688
Insurance
$139
Property Tax
$126
Management
$169
Utilities Allowance
$295
NOI (Monthly)
$1,254
Debt Service
$1,064
Cash Flow After Debt
$190
Quality Score: 80.20%
Confidence: 87.00%
Property is likely to pass an initial Section 8 / HCV inspection with minimal work. Recent infrastructure upgrades (new heat pump, ductwork, updated plumbing, fresh paint, flooring) substantially reduce inspection risk. Primary outstanding verification items that could cause a fail if absent are smoke and carbon monoxide detectors, GFCI protection at required locations, and confirmation of a functioning hot water heater. Visible condition is good; most issues are quick fixes or documentation/verification steps.
Section 8 Payment Standard
$1,983
Utility Allowance Total
$295
Guaranteed Section 8 Rent (PS - Utilities)
$1,688
Property Management
$169
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$199,900
Beds
3
Baths
2
Living Area
1,789 sqft
Lot Size
4,792 sqft
Year Built
1957
Days on Market
173
Capital Outlay
$47,976
Debt Service
$1,064
Property Tax / Mo
$126
Insurance / Mo
$139
Property Description
Move-in ready with major 2025 upgrades including a new HVAC system, updated plumbing, fresh designer paint, and durable LVT flooring throughout key living areas and bedrooms. The kitchen connects comfortably to surrounding living spaces, creating a functional flow that supports everyday living while maintaining a bright and welcoming gathering space. Inside, the layout offers multiple living areas designed for flexibility. A spacious family room anchors the center of the home, while a separate den provides the perfect space for relaxing evenings or movie nights. An additional front living area can easily serve as a home office, creative studio, or secondary sitting room. The bedroom wing is thoughtfully grouped together on one side of the home, creating a private sleeping area separated from the main living spaces. This layout allows the entertaining areas to remain open and active while maintaining a quieter retreat for rest. Outside, the fenced backyard provides space for outdoor living, gardening, or weekend gatherings. A storage shed offers additional storage, and rain gutters help protect the exterior. Major system improvements completed in 2025 include a new heat pump HVAC system, fully replaced attic ductwork, updated plumbing lines from the meter through the home, a smart thermostat, fresh interior paint, updated door hardware, LED lighting throughout, and professional interior cleaning. Durable LVT flooring was installed in the living room, hallway, and bedrooms, offering both style and easy maintenance. With extensive infrastructure upgrades already completed and a versatile floor plan offering multiple living areas and a private bedroom wing, this home delivers comfort, flexibility, and move-in ready confidence. As of March 3, 2026, the seller is offering a $5,000 credit toward buyer closing costs or pre-paids with an acceptable offer. Schedule your private showing and explore the possibilities.
Utility Allowances
heating
$78
Selected 'electric_heat_pump' based on the property description mentioning a 'new heat pump HVAC system'.
cooking
$12
Selected 'natural_gas' as the property details list 'Gas: Atmos'.
water_heating
$24
Selected 'natural_gas' as the property has gas service ('Atmos') and gas dryer hookups, making a gas water heater the most probable option.
other_electric
$67
Included as a standard utility for lights, outlets, and miscellaneous appliances not covered by other categories.
water
$43
Selected based on property details stating 'Water Source: Public'.
sewer
$46
Selected based on property details stating 'Sewer: Public Sewer'.
trash_collection
$25
Included as a standard utility for single-family residences.
Source References
Payment Standard Source
Effective Date:
Jan 01, 2025
Utility Allowance Source
Effective Date:
Jan 01, 2026
No utility allowance source links available.
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$1,673
DP3 Annual Estimate$1,673
DP1 Monthly Equivalent$139
DP3 Monthly Equivalent$139
Replacement Value$82,700
Basis1,789 sqft / 1957
Nearby Houses
Photo unavailable
4 Gretna Blvd
off_market · 0.07 mi
Price: $1,600
3 bd / 1 ba · 1,086 sqft
Latest sale: —
Latest rent: —
Photo unavailable
1016 Aquavit St
off_market · 0.13 mi
Price: $140,000
4 bd / 2 ba · 1,211 sqft
Latest sale: —
Latest rent: —
Photo unavailable
142 E Randall Ct
for_sale · 0.15 mi
Price: $299,900
4 bd / 2 ba · 2,075 sqft
Latest sale: —
Latest rent: —
Photo unavailable
42 Azalea Dr
sold · 0.18 mi
Price: $215,000
3 bd / 2 ba · 1,748 sqft
Latest sale: —
Latest rent: —
Photo unavailable
937 Robert St
off_market · 0.22 mi
Price: $280,000
3 bd / 2 ba · 2,510 sqft
Latest sale: —
Latest rent: —
Photo unavailable
258 Willow Dr
sold · 0.22 mi
Price: $195,000
3 bd / 1 ba · 1,300 sqft
Latest sale: —
Latest rent: —
Photo unavailable
250 Willow Dr
for_sale · 0.22 mi
Price: $299,000
4 bd / 3 ba · 1,850 sqft
Latest sale: —
Latest rent: —
Photo unavailable
1316 Friedrichs St
for_sale · 0.25 mi
Price: $295,000
4 bd / 2 ba · 2,720 sqft
Latest sale: —
Latest rent: —
Photo unavailable
1052 Eli Ct
off_market · 0.25 mi
Price: $125,000
3 bd / 3 ba · 1,458 sqft
Latest sale: —
Latest rent: —
Photo unavailable
162 Linda Ct
for_sale · 0.26 mi
Price: $325,000
3 bd / 3 ba · 2,426 sqft
Latest sale: —
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
- Smoke detectors and carbon monoxide alarms are not visible in any interior photos — absence would cause an immediate NSPIRE failure.
- GFCI protection at kitchen and bathroom outlets is not confirmed in photos — verify and install where required before inspection.
Assumptions
- Smoke and carbon monoxide detectors were likely installed during the 2025 updates but are not visible in photos; their presence and proper placement must be verified.
- Updated plumbing lines referenced in the listing include a functioning hot water heater or that hot water is available.
- Updated door hardware in the listing includes at least one secure deadbolt on the main entry door.
- Electrical service and panel are intact and code‑compliant though not pictured; no visible exposed wiring suggests no major electrical hazards.
- Bedrooms have code‑compliant egress windows (windows visible from several rooms suggest compliance but bedroom-specific photos were not provided).
- Gas stove connection is assumed safe and properly installed; no visible signs of leaking or open gas piping in images.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,464 | $107,700 | $10,770 |
| 2024 | $931 | $68,400 | $6,840 |
| 2023 | $977 | $68,400 | $6,840 |
| 2022 | $977 | $68,400 | $6,840 |
| 2021 | $929 | $68,400 | $6,840 |
| 2020 | $923 | $68,400 | $6,840 |
| 2019 | $938 | $68,400 | $6,840 |
| 2018 | $883 | $68,400 | $6,840 |
| 2017 | $796 | $68,400 | $6,840 |
| 2016 | $782 | $68,400 | $6,840 |
| 2015 | $788 | $68,400 | $6,840 |
| 2014 | $787 | $68,400 | $6,840 |
| 2013 | $787 | $68,400 | $6,840 |
| 2012 | $333 | $68,400 | $6,840 |
| 2011 | $310 | $68,400 | $6,840 |
| 2010 | $427 | $68,400 | $6,840 |
| 2009 | $728 | $68,400 | $6,840 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-04 | Price Changed | $199,900 |
| 2026-01-06 | Price Changed | $210,000 |
| 2025-10-17 | Listed | $215,000 |
| 2025-10-03 | Listing removed | $0 |
| 2025-08-08 | Price Changed | $215,000 |
| 2025-07-20 | Price Changed | $239,000 |
| 2025-07-11 | Listed | $250,000 |
Photo Gallery
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"label": "Section 8 / NSPIRE safety & code risk",
"score": 78.0,
"rationale": "No visible exposed wiring, no visible mold or active leaks in photos, and doors/windows/egress appear typical for a single‑story home. Recent renovations (new HVAC, updated plumbing, LED lighting, updated door hardware) reduce risk. However smoke detectors and CO alarms are not visible in photos and GFCI outlets are not clearly visible at kitchen/bath — these are required and could cause an inspection failure if not installed. No loose or missing handrails (single story). Electrical meter and service appear intact outside. Score reduced to reflect lack of visual confirmation of required detectors/GFCI rather than obvious hazards."
},
{
"key": "systems_mechanical",
"label": "Major systems and mechanical condition",
"score": 88.0,
"rationale": "Listing states major 2025 upgrades: new heat-pump HVAC, fully replaced attic ductwork, updated plumbing lines from meter through the home, and a smart thermostat. Exterior photos show a modern condenser on pad. No visible roof sagging or significant water damage; gutters present. Electrical panel not shown but outdoor meter/service looks typical. Water heater and gas meter not shown — assumed functional given plumbing upgrade. Overall systems risk is low based on documented upgrades."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 82.0,
"rationale": "Exterior photos show a brick front, vinyl siding on sides, intact gutters/downspouts, a fenced backyard, and a storage shed. Yard is maintained and walkways are serviceable. Carport and concrete drive are intact though show minor cracking. No signs of standing water, severe foundation settlement, or pest infestation in provided images. Proximity to overhead utility lines is visible but common; no obvious safety violation from photos."
}
],
"red_flags": [
"Smoke detectors and carbon monoxide alarms are not visible in any interior photos — absence would cause an immediate NSPIRE failure.",
"GFCI protection at kitchen and bathroom outlets is not confirmed in photos — verify and install where required before inspection."
],
"confidence": 0.7,
"assumptions": [
"Smoke and carbon monoxide detectors were likely installed during the 2025 updates but are not visible in photos; their presence and proper placement must be verified.",
"Updated plumbing lines referenced in the listing include a functioning hot water heater or that hot water is available.",
"Updated door hardware in the listing includes at least one secure deadbolt on the main entry door.",
"Electrical service and panel are intact and code‑compliant though not pictured; no visible exposed wiring suggests no major electrical hazards.",
"Bedrooms have code‑compliant egress windows (windows visible from several rooms suggest compliance but bedroom-specific photos were not provided).",
"Gas stove connection is assumed safe and properly installed; no visible signs of leaking or open gas piping in images."
],
"overall_score": 84.0,
"rubric_version": "ns_prep_v1.0"
},
{
"summary": "This single-family home appears largely turnkey for Section 8 tenancy with recent 2025 infrastructure upgrades (new heat pump HVAC, ductwork, plumbing) and clean interior finishes. The most likely inspection items requiring attention are verification/installation of required alarms (smoke/CO), confirmation of GFCI outlets and electrical panel condition, and minor cosmetic updates; no visible structural or life-safety failures. With quick verification and/or minor fixes it should pass an initial HCV inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 78.0,
"rationale": "Interior and exterior photos show a clean, recently refreshed home with new LVT flooring in main living areas, fresh paint, and tidy finishes. Kitchen and bath are functional and appliances (stove, refrigerator, dishwasher) are present; cabinets and ceiling tiles in the kitchen are dated but serviceable. Driveway has hairline/normal cracking but no structural failure. Overall only minor cosmetic and finish repairs expected (touch-up trim, possibly replace dated cabinet faces or ceiling tiles if desired). Missing/older finishes reduce a perfect score moderately, but not an inspection-fail condition."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.0,
"rationale": "No visible exposed wiring, no signs of active leaks, and the residence appears to have secure exterior doors and intact windows/egress. The listing states major 2025 system upgrades (HVAC, plumbing) which reduces risk. However photos do not clearly show smoke detectors or carbon monoxide alarms, the electrical panel location/condition is not shown, and kitchen GFCI presence is not clearly verifiable. Bathroom shows grab bars and a properly finished shower surround. Because several required safety items are not visible in photos, score reduced for verification risk — these are generally easy-to-fix if missing."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 85.0,
"rationale": "Listing and photos indicate a new 2025 heat-pump HVAC (outdoor unit visible with service tag) and replaced attic ductwork; plumbing lines are stated as updated from meter through the home. Roof appears intact with no visible sagging or active leaks; gutters are present. Water heater and electrical panel are not visible in provided photos (cannot verify age/condition). Given documented recent infrastructure work and visible HVAC, major systems risk is low."
},
{
"key": "exterior_site",
"label": "Exterior envelope, yard and site condition",
"score": 82.0,
"rationale": "Exterior brick and siding appear in good condition, fenced backyard and storage shed present, gutters installed, and yard is maintained. Concrete carport and driveway show normal cracking but no severe trip hazards; walkways look serviceable. No visible standing water or evidence of infestation. Overall exterior is well maintained with minor drive/landscaping items only."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"Listing statement that HVAC, ductwork and plumbing were replaced in 2025 is accurate and performed to code.",
"Smoke detectors and CO alarms are not visible in photos; assume they may need to be installed or re-located to meet NSPIRE spacing requirements.",
"Electrical panel exists and is serviceable but was not photographed; assume no visible external electrical hazard.",
"Water heater and hot water supply are present and working though not pictured.",
"Bedroom egress windows meet minimum size requirements based on typical window proportions in photos, but exact measurements should be confirmed.",
"Appliances shown (stove, refrigerator, dishwasher) are functional; listing claims professional cleaning which implies working condition but final in-person verification required."
],
"overall_score": 78.0,
"rubric_version": "2026-03-HUD-NSPIRE-v1"
},
{
"summary": "Overall this single‑story 3BR/2BA appears largely move‑in ready and has had major infrastructure work per listing (new 2025 heat pump, ductwork and plumbing). Based on photos and the listing, the property would likely pass a Housing Choice Voucher/NSPIRE initial inspection after addressing a handful of minor code items that are commonly missed in staging photos: installing/confirming smoke detectors and CO alarms in required locations, confirming GFCI protection at kitchen/bath outlets, and providing verification of the electrical panel and water‑heater condition. No major structural or life‑safety failures were observed in the images provided. Expect minor to moderate pre‑inspection corrections (1–2 days of work) rather than major repairs.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 82.0,
"rationale": "House photos and listing show fresh interior paint, new LVT flooring in main living areas and bedrooms, updated plumbing (per listing), and professional cleaning. Kitchen and bath fixtures are present and appear serviceable; appliances (stove, refrigerator, dishwasher) are shown. Exterior finishes (brick, siding, gutters) appear intact; minor concrete cracking at driveway/walk path visible but cosmetic. No visible active water stains, peeling paint, or collapsed finishes. Overall mostly turnkey with only minor cosmetic/finish items."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.0,
"rationale": "No active life‑threatening hazards visible (no standing water, no collapsed ceilings, no visible major structural damage). Bedrooms appear to have egress windows. Entry doors appear standard and lockable; deadbolt not clearly visible in photos. No exposed wiring seen. However smoke detectors and carbon monoxide alarms are not visible in the interior photos (likely required), and GFCI protection at kitchen countertop outlets is not clearly shown. Electrical panel and water heater were not photographed. These unknowns create moderate inspection risk that will likely require quick fixes (install detectors/GFCIs, verify electrical panel & labeling) before final pass."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, plumbing, electrical, roof)",
"score": 78.0,
"rationale": "Listing states a new 2025 heat pump HVAC with replaced attic ductwork and smart thermostat; an exterior HVAC unit is visible and appears new with a service sticker. Plumbing lines are reported updated from meter through the home and interior bathrooms/kitchen fixtures look intact. Roof appears even with no visible sagging or active leaks in photos. Electrical panel and water heater were not shown; absence of those photos increases uncertainty but no visible system failures were observed. Overall systems appear recently upgraded but require verification documentation and on‑site checks."
},
{
"key": "exterior_site",
"label": "Exterior envelope, yard and site condition",
"score": 85.0,
"rationale": "Front and side exteriors (brick and siding) look well maintained, gutters present, fenced backyard and storage shed provided, and the carport and paved driveway are serviceable. Lawn and yard are maintained. Minor concrete cracking noted but not hazardous. No visible pest infestation or foundation settlement signs in provided photos. Overhead utility lines run across property but are standard and not an immediate code fail in photos."
}
],
"red_flags": [
"No smoke detectors visible in interior photos (required — likely needs installation/verification)",
"No carbon monoxide alarm visible (may be required for gas appliances — verify/replace if missing)",
"GFCI outlets at kitchen counters not clearly shown (may require GFCI protection)",
"Electrical panel not photographed — panel condition and labeling unknown and must be verified",
"Water heater not shown — condition and hot water availability unverified"
],
"confidence": 0.75,
"assumptions": [
"Listing statement that HVAC was replaced in 2025 is accurate and the visible exterior unit is the new heat pump.",
"Kitchen appliances shown (gas range, refrigerator, dishwasher) are operational or will be serviced prior to leasing.",
"No smoke detectors or CO alarms are installed (none are visible in photos); if present they meet location/age requirements—this must be confirmed.",
"Electrical panel and water heater function and labeling are serviceable but were not photographed; they will need on‑site verification.",
"GFCI protection at kitchen and bathroom outlets is not clearly visible; assume it may be missing and will likely need verification or retrofit.",
"No unseen active roof leaks, major plumbing leaks, or hidden mold exist based on absence of stains in interior photos; if there is deferred maintenance not visible, risk would increase.",
"Single‑story layout and visible windows provide acceptable bedroom egress.",
"Rental history is missing for last 5 years (no recent rental events), so rental_history_activity is excluded from scoring."
],
"overall_score": 79.0,
"rubric_version": "1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "15 Tulip Dr, Gretna, LA, 70053",
"aggregate": {
"summary": "Property is likely to pass an initial Section 8 / HCV inspection with minimal work. Recent infrastructure upgrades (new heat pump, ductwork, updated plumbing, fresh paint, flooring) substantially reduce inspection risk. Primary outstanding verification items that could cause a fail if absent are smoke and carbon monoxide detectors, GFCI protection at required locations, and confirmation of a functioning hot water heater. Visible condition is good; most issues are quick fixes or documentation/verification steps.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 81.7,
"rationale": "Interior and exterior photos show a well-maintained, recently refreshed property. 2025 renovations cited include fresh paint, LVT flooring in main areas/bedrooms, LED lighting and a professional cleaning. Visible items are cosmetic or minor: older kitchen cabinetry/wood paneling, some carpeted area remaining, and typical driveway hairline cracking. Appliances (refrigerator, gas range, dishwasher) are present — not a major penalty per guidance. No visible collapsed finishes, major water stains or severe deferred maintenance."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 83.0,
"rationale": "Exterior photos show a brick front, vinyl siding on sides, intact gutters/downspouts, a fenced backyard, and a storage shed. Yard is maintained and walkways are serviceable. Carport and concrete drive are intact though show minor cracking. No signs of standing water, severe foundation settlement, or pest infestation in provided images. Proximity to overhead utility lines is visible but common; no obvious safety violation from photos."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 72.7,
"rationale": "No visible exposed wiring, no visible mold or active leaks in photos, and doors/windows/egress appear typical for a single‑story home. Recent renovations (new HVAC, updated plumbing, LED lighting, updated door hardware) reduce risk. However smoke detectors and CO alarms are not visible in photos and GFCI outlets are not clearly visible at kitchen/bath — these are required and could cause an inspection failure if not installed. No loose or missing handrails (single story). Electrical meter and service appear intact outside. Score reduced to reflect lack of visual confirmation of required detectors/GFCI rather than obvious hazards."
},
{
"key": "systems_mechanical",
"label": "Major systems and mechanical condition",
"score": 83.7,
"rationale": "Listing states major 2025 upgrades: new heat-pump HVAC, fully replaced attic ductwork, updated plumbing lines from meter through the home, and a smart thermostat. Exterior photos show a modern condenser on pad. No visible roof sagging or significant water damage; gutters present. Electrical panel not shown but outdoor meter/service looks typical. Water heater and gas meter not shown — assumed functional given plumbing upgrade. Overall systems risk is low based on documented upgrades."
}
],
"red_flags": [
"Smoke detectors and carbon monoxide alarms are not visible in any interior photos — absence would cause an immediate NSPIRE failure.",
"GFCI protection at kitchen and bathroom outlets is not confirmed in photos — verify and install where required before inspection."
],
"confidence": 0.87,
"assumptions": [
"Smoke and carbon monoxide detectors were likely installed during the 2025 updates but are not visible in photos; their presence and proper placement must be verified.",
"Updated plumbing lines referenced in the listing include a functioning hot water heater or that hot water is available.",
"Updated door hardware in the listing includes at least one secure deadbolt on the main entry door.",
"Electrical service and panel are intact and code‑compliant though not pictured; no visible exposed wiring suggests no major electrical hazards.",
"Bedrooms have code‑compliant egress windows (windows visible from several rooms suggest compliance but bedroom-specific photos were not provided).",
"Gas stove connection is assumed safe and properly installed; no visible signs of leaking or open gas piping in images."
],
"score_method": "mean_of_criteria",
"overall_score": 80.2,
"rubric_version": "ns_prep_v1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7610898064"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.